Also I need references to sub out work for:Floor replacement, (need new hardwood installed). 

if more - you have to come to terms with what you are willing to pay and wether or not the "squirt" is going to be there in the future. by the way - I think you just invested a new slang term for "equity"  - I am now going to refer to equity as "Squirt"  - I like it - Another exit strategy could be to take some 'squirt' out of it and then 'lease to own' it to someone else for above market pricing.  

He referred me to his State Farm agent.  

They will usually ask for references and indications that you keep your word and satisfy your obligations."

And thanks to @Shari Peterson for the great references.

I read a blog that referred to an investor in San Diego that buys alot of these.

Then I was referred to the property management company and then I got a call back from their agent.

Whatever you do, make sure you run a full screening package (credit, criminal, and eviction) on all applicants as well as an address history report to check their past landlord references.

Put the home into the trust 2009.Notice of Default April 15, 2016.Past due on loan as of April 14,2016 is $56,179 plus costs and expenses .No Trustee sale scheduled yet.No reference to probate.

Get references.